L1 Application Ontario: How to File for Eviction and Rent Arrears at the LTB

When a tenant stops paying rent and doesn't leave after receiving an N4, the L1 application is your next step. This is the form Ontario landlords file at the Landlord Tenant Board (LTB) to apply for both an eviction order and an order for the tenant to pay what they owe — in a single application.

Understanding how the L1 works, and how to complete it without errors, gives you the best chance of a fast, clean outcome.

What Is the L1 Application?

The L1 is filed under the Residential Tenancies Act, 2006 (RTA) when a tenant has not paid rent. It does two things at once:

1. Requests an eviction order — asking the LTB to terminate the tenancy and require the tenant to vacate
2. Requests a money order — asking the LTB to order the tenant to pay all outstanding rent arrears plus the LTB filing fee

You don't need separate forms for these two remedies. The L1 covers both in a single hearing.

Before You File: The N4 Comes First

The L1 is not a standalone form. It must be preceded by a properly served N4 Notice to End a Tenancy Early for Non-payment of Rent.

Before you file the L1:

• Serve the N4 with the correct notice period — 14 days for monthly or fixed-term tenancies, 7 days for weekly tenancies, 28 days for bi-monthly or annual rent arrangements
• Wait out the void period — the tenant has the full notice period to pay all rent owed plus any applicable NSF charges; if they pay in full, the N4 becomes void and you cannot file the L1
• Confirm non-payment — once the deadline passes without full payment, the N4 is no longer voidable and you can proceed

You can file the L1 the day after the N4 termination date passes with no payment received.

What the L1 Covers: Rent Arrears and Costs

When you fill out the L1, you'll calculate and list:

• Total rent charged from the date arrears began through the expected hearing date
• Total rent paid — all payments received during the arrears period
• NSF charges — the RTA allows landlords to claim NSF fees up to what your bank actually charges, typically $10–$25 per returned item
• LTB filing fee — currently $201 filed online or $186 by mail or in person; this amount is added to the arrears the tenant owes if the LTB grants the order

The L1 does not cover utility arrears, property damage, or unpaid pet fees. Those require separate applications (the L10 for arrears of charges, or Small Claims Court for damage). Keep your L1 claim specific to rent arrears only.

How to Complete the L1

You can file online through the Tribunals Ontario Portal or submit a paper form by mail or in person at an LTB regional office.

Section 1 – Parties: Your full legal name and mailing address, and the tenant's full legal name and rental unit address. Use the exact names from the lease.

Section 2 – Rental unit details: The unit's civic address, the type of rental (house, apartment, room), and the date the tenancy began.

Section 3 – Rent details: Your monthly rent amount, how often rent is due, and the payment due date each month or week.

Section 4 – Rent arrears calculation: The most important section. List each rental period where rent was owed, the amount charged, and the amount received. The online form calculates the balance automatically. Work from a rent ledger — a clean, dated record of every charge and every payment — rather than reconstructing from memory.

Section 5 – Previous LTB orders: If an existing LTB order applies to this tenancy — for example, a conditional repayment order from an earlier L1 that the tenant failed — disclose it here.

Section 6 – Certificate of service: You must confirm how and when the N4 was served. Attach the N4 itself along with the certificate. Valid service methods under the RTA include personal delivery to the tenant, leaving a copy in the mailbox at the unit, and courier delivery. Keep a copy of everything you file.

Filing the L1

Online: File through the Tribunals Ontario Portal. You'll receive a confirmation and a case number immediately upon submission. This is the fastest method.

By mail or in person: Send the completed form to your LTB regional office. Processing takes longer, and you'll receive your case number and hearing date by mail.

Pay the filing fee when you submit. You cannot recover it until the LTB issues an order — at that point it's added to the tenant's total arrears owing.

After filing, the LTB will schedule your case for either a Summary Hearing Officer (SOH) process for straightforward arrears claims, or a formal hearing with a member.

The LTB Hearing: What to Bring

Whether your hearing is before an SOH or a member, arrive with:

• A copy of the signed lease or tenancy agreement
• The N4 you served and your certificate of service
• A complete rent ledger showing every charge and payment with dates
• Bank records showing missed or returned payments
• An updated arrears calculation to the hearing date

Hearings are often scheduled 4–8 weeks after you file. Your arrears will have grown from what you listed on the L1 — bring an updated figure and the LTB will adjust the order accordingly.

If the tenant doesn't appear and your documentation is complete, the LTB will typically grant the order in your favour without a full contested hearing. If the tenant appears and disputes the arrears amount, the rent ledger is your primary evidence. A complete, accurate ledger resolves most disputes quickly.

For a full guide to LTB hearing preparation, see how to prepare for an LTB hearing as an Ontario landlord.

Conditional Orders: Pay and Stay

Rather than issuing a straight eviction order, the LTB sometimes issues a conditional order — also called a "pay and stay" order. This gives the tenant a final deadline to pay all arrears in full. If they pay, the tenancy continues. If they don't, you can file an L4 (Request to Review an Order) to enforce the eviction without scheduling another full hearing.

Conditional orders are more common when:

• The tenant has a solid payment history with a recent disruption (job loss, medical situation)
• The arrears are relatively small — one or two months
• The tenant appears at the hearing and demonstrates genuine intent to repay

You can request a straight eviction order, but the LTB retains discretion under Section 83 of the RTA to delay or refuse eviction based on the tenant's circumstances. Understanding how Section 83 discretion works lets you prepare arguments that address those factors before the member raises them.

After the Order: Enforcement

An LTB eviction order does not allow you to change the locks yourself or remove the tenant's belongings. Eviction orders are enforced by the Sheriff (Court Enforcement Office). You file the LTB order with the local sheriff, pay an enforcement fee, and the sheriff schedules the physical lockout.

This step adds time. In London, St. Thomas, and surrounding areas, sheriff enforcement typically takes 2–4 weeks from order issuance to the lockout date.

For the money portion of the order: if the tenant vacates but doesn't pay the arrears, you can register the LTB order with Small Claims Court to convert it into a civil judgment. From there, you can pursue wage garnishment or bank account seizure through the court enforcement process.

Good record-keeping throughout the process is essential — especially if you pursue collection after the tenancy ends.

Common L1 Mistakes

Filing before the N4 expires. You cannot file the L1 while the N4 void period is still open. If the tenant pays in full before the deadline, the N4 is void and any L1 filed on it will be dismissed.

Calculating arrears incorrectly. Missed partial payments, wrong number of months, or non-rent charges included in the total will cause problems at the hearing. Build the rent ledger before you file.

Wrong tenant names. The names on the L1 must match the lease exactly. On a joint tenancy, all tenant names must appear on the application — not just the one who communicates with you.

Not updating arrears at the hearing. The total owing on your L1 is typically lower than the actual total by hearing day. Bring an updated calculation and tell the LTB member the current figure. The order will reflect the updated amount.

Missing the service certificate. Without proof that the N4 was validly served, the LTB cannot proceed. Complete the certificate of service at the time of delivery, not weeks later.

Accepting partial payments and losing track. You can accept partial payments after filing without withdrawing your L1 — any amounts received simply reduce the total owed. Continue tracking every payment in your ledger.

How Long Does the L1 Process Take?

From N4 service to sheriff enforcement, the full process in Ontario currently runs 4–6 months in most LTB regions, including London and Southwestern Ontario. The timeline breaks down as:

• 14-day N4 void period
• 2–6 weeks for LTB scheduling after you file
• Hearing date, followed by 1–2 weeks for order issuance
• 2–4 weeks for sheriff enforcement after the order

For a full breakdown of the eviction timeline and what affects it, see how long does an eviction take in Ontario.

The strongest way to reduce L1 filings is a consistent rent collection process — clear expectations at move-in, documented follow-up on late payments, and an N4 served promptly when rent remains unpaid past the grace window. The late rent payments guide covers that process in detail.

When a Paralegal Is Worth It

For a straightforward, uncontested L1 — small arrears, tenant doesn't appear, clean documentation — most landlords can handle the filing themselves.

Consider hiring a licensed paralegal when:

• The tenant is aggressively contesting the arrears amount
• The tenant has filed counter-applications (T2 for interference with reasonable enjoyment, T6 for maintenance)
• The lease terms or payment history are disputed
• You have a failed conditional order and need to file an L4

Paralegals authorized to appear before the LTB typically charge $500–$1,500 for an L1 hearing. When arrears are substantial or the case is contested, that cost is usually justified.

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If you're dealing with a non-payment situation and want support with the L1 process — documentation, filing, and LTB preparation — Prospera Properties handles rent arrears cases for landlords in London, St. Thomas, and Strathroy. Contact us to talk through your situation.